Commercially Zoned Land in
For Sale
$499,900
531 Old Kings Highway, Wellfleet, MA 02667
Commercial Sale, Wellfleet, MA
Property Size859 SF
Lot Size0.84 Acres
Price / SF$581.96
Days on Market96
Property Features for 531 Old Kings Highway
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commer
Parking features
Driveway
Lot features
Gentle Sloping, Cleared, Wooded
Elementary school district
Nauset
Middle school district
Nauset
High school district
Nauset
Directions
Old county road to Old King's Highway
Subdivision
Wellfleet
Standard status
Active
APN
WELL M:023.0 B:0059 L:0000.0
Size
859 SF
Lot size
0.84 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
3565
Utilities
Heating system
Oil
Building Details
Year built
1976
Floors in Building
1
Building materials
Wood Siding
Roof type
Asphalt
Listing Agency:
EXIT Cape Realty
(508) 499-2200
Listed By:
Peter Vaillancourt
(978) 621-9216
Added: Jun 12
Changed: Sep 5
Last Checked: Sep 15 at 11:06PM
MLS# 22602868
Copyright © 2026 Cape Cod & Islands Association of REALTORS®, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This offering is for commercially zoned land in Wellfleet, MA, comprising 0.84 acres (859 square feet as listed). The site is positioned for development or other permitted uses under the Town’s Commercial 2 (C-2) Zoning District.
The property is located at 531 Old King’s Highway in the heart of Wellfleet, within the C-2 district. Based on the information provided, the district is intended to support economic activity while aligning with Wellfleet’s character. The remarks indicate the location offers convenient proximity to Route 6, downtown Wellfleet, the Cape Cod National Seashore, and local beaches and attractions.
For buyers and operators, the Commercial 2 zoning supports a range of commercial and business uses subject to local approvals. Potential use categories referenced include retail, professional offices, restaurants, galleries, artisan studios, hospitality-related ventures, and mixed-use concepts. This makes the site a fit for parties seeking a versatile development or business location within Wellfleet’s C-2 framework.
The property is located at 531 Old King’s Highway in the heart of Wellfleet, within the C-2 district. Based on the information provided, the district is intended to support economic activity while aligning with Wellfleet’s character. The remarks indicate the location offers convenient proximity to Route 6, downtown Wellfleet, the Cape Cod National Seashore, and local beaches and attractions.
For buyers and operators, the Commercial 2 zoning supports a range of commercial and business uses subject to local approvals. Potential use categories referenced include retail, professional offices, restaurants, galleries, artisan studios, hospitality-related ventures, and mixed-use concepts. This makes the site a fit for parties seeking a versatile development or business location within Wellfleet’s C-2 framework.
Key Highlights
- Commercial 2 (C‑2) zoning in Wellfleet with flexibility for many commercial and mixed‑use possibilities (subject to local approvals)
- Potential uses listed include retail, professional offices, restaurants, galleries, artisan studios, hospitality‑related ventures, and mixed‑use concepts
- Located at 531 Old King's Highway near Route 6, downtown Wellfleet, and the Cape Cod National Seashore
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$17,213
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.44%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$344,260
$344.3K
Cap Rate 7%
$245,900
$245.9K
Cap Rate 9%
$191,256
$191.3K
Market Conditions
NOI Build-Up for 859 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$32.3K $37.56/SF
− Vacancy
−$968 −$1.13/SF
EGI
$31.3K $36.43/SF
− OpEx
−$14.1K −$16.39/SF
NOI
$17.2K $20.04/SF
Area
Barnstable County, MA
Vacancy
3.00%
Lease Rate
$37.56 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$344,260
Cap Rate 7%
$245,900
Cap Rate 9%
$191,256
Alternative Uses
Best Use
Apartment 5plus
$245.9K
$215.2K – $286.9K
NOI $17,213 @ 7.0% cap · market cap 3.44%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$350.0K
$306.3K – $408.4K
NOI $24,503 @ 7.0% cap · market cap 4.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
105
Businesses Nearby
Explore this area
Business Placement
Demographics for 02667, MA
3,309
Population
4,139
Households
0.8
Avg Household Size
60
Median Age
56%
College-Educated
99%
High-School Grad
16.9 sq mi
ZIP Area
196
Density / Sq Mi
$115,469
Median Household Income
$48,186
Median Earnings
$1,200
Median Rent
$760,000
Median Home Value
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Frequently Asked Questions
What type of property is this?
Commercial land - Vacant commercial land in Wellfleet’s Commercial 2 zoning district for flexible business and mixed-use concepts.
Where is this commercial land located?
The property is located at 531 Old Kings Highway Wellfleet, MA.
What is the asking price?
The asking price for this property is $499,900.
What are key features of this property?
This property features: Commercial 2 (C‑2) zoning in Wellfleet with flexibility for many commercial and mixed‑use possibilities (subject to local approvals); Potential uses listed include retail, professional offices, restaurants, galleries, artisan studios, hospitality‑related ventures, and mixed‑use concepts; Located at 531 Old King's Highway near Route 6, downtown Wellfleet, and the Cape Cod National Seashore
